HomeMy WebLinkAboutHCPC Resolution 2019-01 04/09/2019 RESOLUTION 2019-01
CITY OF PETALUMA
HISTORIC AND CULTURAL PRESERVATION COMMITTEE
APPROVING HISTORIC SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE LUCHETTI RESIDENCE
LOCATED AT 245 KEOKUK STREET
APN: 006-271-007
FILE NO: PLSR-19-0001
WHEREAS, Brent Russell, on behalf of property owner James Luchetti, submitted an application for
Historic Site Plan and Architectural Review approval for exterior modifications to the existing historic home
located at 245 Keokuk Street in the Oakhill Brewster Historic District (APN 006-271-007) ("Project"); and .
WHEREAS, on April 9, 2019, the Historic and Cultural Preservation Committee considered a staff
report analyzing the application, including the California Environmental Quality Act ("CEQA")
determination included therein; and
WHEREAS, on April 9, 2019 the Historic and Cultural Preservation Committee held a duly noticed
public hearing to consider the application,at which time all persons interested had the opportunity to be
heard; and,
WHEREAS, prior to adopting this resolution, public notice was published in the Argus Courier and
mailed to residents and occupants within 1,000 feet of the Project site, all in compliance with state and
local law; and
WHEREAS, prior to adopting this resolution, public notice was posted on the project site and a
community meeting was held to receive public input, consistent with the requirements of the City's public
outreach policy; and
NOW THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, the Historic Resource Survey and Evaluation, the Compliance Review, staff
presentation, comments received and the public hearing, the Historic and Cultural Preservation
Committee makes the following findings based on substantial evidence in the record:
California Environmental Quality Act
The proposed project is categorically exempt from the provisions of CEQA under CEQA Guidelines
§15301 (Existing Facilities) which applies to minor alteration of existing structures and 15303 (New
Construction or Conversion of Small Structures) which applies to construction of accessory structures
such as garages. The project also does not trigger any of the exceptions to the exemption outlined in
CEQA Guidelines §15300.2.
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General Plan 1
1 . The Project is consistent with the site's Land Use Map designation of Medium Density Residential
since it would result in the site continuing to accommodate a residential land use.
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2. General Plan Policy 1-P-3 states, "Preserve the overall scale and character of established
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residential neighborhoods." The project would preserve the existing scale and character of the
neighborhood. The overall scale and character of the neighborhood consists of single-family
dwellings at one or two stories on individual lots, many of which include accessory structures. The
project would retain its use as a single-family dwelling and introduce an accessory dwelling unit
on the parcel, thereby reinforcing the residential character of the neighborhood.
3. Policy 3-P-1, states "Protect historic and archaeological resources for the aesthetic, cultural,
educational, environmental, economic,and scientific contribution they make to maintaining and
enhancing Petaluma's character, identity and quality of life." The careful design of the proposed
project minimizes impact to the existing house and incorporates the new construction to protect
the historic and aesthetic contribution of the property within the Oakhill-Brewster neighborhood.
Per Condition 9, appropriate measures to protect and preserve significant archeological
resources will be taken in the event that potentially significant prehistoric or historic archeological
resources are encountered during the course of ground-disturbing activities.
Implementing Zoning Ordinance
4. The Project is consistent with all R3 zoning district development standards, including but not limited
to, those concerning setbacks, building height, and lot coverage.
5. The Project is consistent with all applicable standards relating to Accessory Dwelling Units as
required by Implementing Zoning Ordinance §7.030, including but not limited to, setbacks,
parking, open space requirements, and maximum size.
6. Implementing Zoning Ordinance (IZO) §15.070(A)(2) (Standards for Review; Historic Districts) states,
in relevant part,
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"The proposed work shall not adversely affect the exterior architectural characteristics or other
features of the property which is the subject of the application, nor adversely affect its
relationship in terms of harmony and appropriateness with its surroundings including
neighboring structures, nor adversely affect the character, or the historical, architectural, or
aesthetic interest or value of the district."
As conditioned, the Project is consistent with these standards since it will result in exterior changes
that: (1) will be constructed using materials and architectural detailing appropriate for the
architectural style of the property (e.g.wood windows,wood siding), (2) implements architectural
features that are appropriate for the District, (3) and does not destroy or alter the character
defining feature of the existing contributor to the Oakhill Brewster Historic District.,
Oakhill Brewster Historic District Guidelines
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7. The main residence on the site is considered a contributor to the eclectic mix of residential styles
found in the Oakhill-Brewster Historic District and has had minimal changes over time. The changes j
to the house carry forward materials and design features typical of the Victorian era structure.
The new detached garage set at the rear of the lot is in character with the development pattern
within the historic district and is similar to the original layout of the property.
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8. The proposed changes to the existing building are consistent with the building's original
appearance and do not alter character defining features as identified in the Historic Resource
Survey or Compliance Review (front and side facing bay windows, Craftsman-era front porch,
windows and trim, and exterior materials). Care is taken to maintain articulation and detail on the
front and rear elevations as found on the primary front fagade
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9. There are no changes to existing setbacks except for the addition of the detached garage
structure which is consistent with all applicable standard and consistent with the prevailing
development pattern found in the neighborhood.
10.Existing materials include 12" horizontal siding, fish scale shingles, and wood windows and trim.
Existing materials will be maintained fo the greatest extent feasible, material from the rear addition
to be demolished will be reused as appropriate, and new materials will match existing (new
windows and trim, changes in roofline, etc.).
1 I .The existing color scheme will be maintained.
Secretary of Inferior's Standards and Guidelines
12.As conditioned, the Project is consistent with the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings, as follows;
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a. The historic use of the property as a residence is maintained. The project will locate an
accessory dwelling unit in the basement of the existing house, which is a residential use.
The addition of an ADU does not change the primary use of the property as a single-family
residence. Therefore, this finding is met,
b. The overall historic character of the house is retained. Character defining features as
discussed above are retained and the removal of historic materials are avoided. The most
significant alteration proposed are changes to the roof, including the extension of the
rid,geline ad addition of gables on the north elevation. However, as outlined in the
Compliance Review prepared by the project's architectural historian, the gable-on-hip
motif of the existing roof has been maintained to the greatest extent feasible.
While the 1921 addition at the rear of the house has the potential to be considered
historically significant in its own right due to its age, the addition is not in keeping with the
original form of the building and according to the project's architectural historian does not
"display a commensurate level of design and construction quality as the rest of the
building".
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C. The proposed project does not create a false sense of historical development. k
d. The 1921 addition at the rear of the building has the potential to be considered historically
significant in itself due to its age. However, the addition is not in keeping with the original
form of the house and does not demonstrate the same level of design and construction
quality as the main house.
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e. The modifications to the main house do not remove distinctive features, finishes, or f
examples of craftmanship that characterize the historic property. Many of the windows
and accompanying architectural detailing are being retained and existing materials are
being retained and reused when possible.
f. As conditioned, appropriate measures to protect and preserve significant archeological
resources will be taken in the event that potentially significant prehistoric or historic
archeological resources are encountered during the course of ground disturbing activities.
g. The modifications to the exterior of the structure will not destroy historic materials, features,
or spatial relationships that characterize the property. Changes to the roofline to
accommodate the new habitable space in the attic are the most significant changes to
the existing design. However,the project has been designed with sensitivity to the original
design by preserving the point where the existing roof meets the frieze band encircling the
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building and the height of the ridgeline and roof pitch. Similar materials and detailing are
used in the exterior alterations such as shingled gables and matching roof vents in the
gable ends.
h. The roof pitch used on the two new gables on the north elevation replicates the roof pitch
of the existing gable and new windows are similar to the design, rhythm, and materials as
the existing.
i. The modifications could be removed in the future and the essential form and integrity of
the historic property would remain unimpaired.
Site Plan and Architectural Review
13.As conditioned, the Project is consistent with the Site Plan and Architectural Review standards
stated in IZO §24.010, as follows:
a. The Project will use quality materials (e.g. wood ship lap siding, fish scale shingles, wood
windows) to ensure harmony and proportion of overall design that is consistent with the
surrounding neighborhood.
b. For reasons stated above, the architectural style is compatible with the main residence and is
appropriate for the Oakhill-Brewster Historic District.
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c. The project maintains the existing siting on the structure with the exception of the rear addition
that is proposed for removal and the construction of a single car detached garage in the
northwest corner of the property. The existing siting of the main structure is in keeping with
adjacent properties. The addition of a new detached garage is consistent with the historical
development pattern on the specific site and with the general development pattern in the
Oakhill Brewster Historic District.
d. The bulk, height, and color of the proposed project are in harmony with the existing residence
and other structures found within the immediate neighborhood.The bulk and height and color i
are appropriate for the District, and will be compatible with the immediate neighborhood. I
Neighboring lots in the vicinity include one to two story single family residences on single lots, j
many of which include accessory structures.
C. Based on its review of the entire record herein, including the April 9, 2019 Historic and Cultural
Preservation Committee staff report, all supporting, referenced, and incorporated documents and all
comments received and foregoing findings, the Historic and Cultural Preservation Committee hereby
approves Historic Site Plan and Architectural Review for the Project, subject to the conditions of
approval attached hereto as Exhibit 1.
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ADOPTED this 9t" day of April, 2019, by the following vote:
Commission Member Aye No Absent Abstain/Recused
Chair Kosewic X
Vice Chair Caputo X
Perlis X
Rinehart X
Schlich X
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i. #erry Kosewic, Chair
ATTEST: APPROVED AS TO FORM:
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H 'ther Hines, Corn rr} Sion Secretary a Tennenbau , Assistant City Attorney
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Exhibit 1
CONDITIONS OF APPROVAL
Luchetti Residence
245 Keokuk Street
APN: 006-271-007
File No. PLSR-19-0001
Planning Division
Standard Conditions of Approval
1. The plans submitted for building permit review shall be in substantial conformance with plans on file
with the Planning Division and date stamped January 8, 2019 except as may be modified by the
following conditions. A determination of substantial conformance shall be made by the Planning
Manager in writing during the plan check review process. Nothing shall preclude the Planning
Manager from referring a substantial conformance determination to the Historic and Cultural
Preservation Committee for review at a publicly noticed meeting.
2. The colors and materials shall be in substantial conformance with those noted on the plan set, except
as may be modified by the following conditions.
3. Prior to the issuance of any construction permits, these conditions of approval shall be included with
the plan set. A copy of the approved plans shall be maintained on-site when construction activities
are occurring.
4. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted other than typical bulk materials,i.e.,lumber,appliances,window systems,etc.,temporarily
stored through the normal course of construction.
5. Construction activities shall comply with the following measures and all shall be noted on construction
documents:
a. Construction Hours/Scheduling: Noise-generating activities at the construction site shall be
between 8:00 a.m. and 6:00 p.m. Monday through Friday, and between 9:00 a.m. and 5:00 p.m.
on Saturdays. Construction is prohibited on Sundays and all holidays recognized by the City of
Petaluma.
b. Construction Equipment Mufflers and Maintenance: All construction equipment powered by
internal combustion engines shall be properly muffled and maintained.
c. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary
idling of internal combustion engines is prohibited.
d. Equipment Location and Shielding: All stationary noise-generating construction equipment, such
as air compressors, shall be located as far as practical from the adjacent homes. Acoustically
shield such equipment when it must be located near adjacent residences.
e. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors,
whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working
order.
f. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible
from nearby sensitive receptors.
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g. Generators: No generators shall be utilized during nighttime hours (i.e., sunrise to sunset) to power
equipment (e.g., security surveillance) when normal construction activities have ceased for the
day. All such equipment should be powered through temporary electrical service lines.
6. Construction Plan:The permittee shall prepare a construction plan identifying the schedule for major
noise-generating construction activities. The construction plan shall identify a procedure for
coordination with the owner/occupants of nearby noise-sensitive land uses so that constitution
activities can be scheduled to minimize noise disturbance.
7. Noise Disturbance Coordinator: The permittee shall designate a "noise disturbance coordinator"who
will be responsible for responding to any local complaints about construction noise. This individual
would most likely be the contractor or a contractor's representative. The disturbance coordinator
would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and
would require that reasonable measures warranted to correct the problem be implemented. The
telephone number for the disturbance coordinator shall be conspicuously posted at the construction
site.
8. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions,
agents, officers, and employees from any claim, action, or proceeding against the City, its boards,
commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals
of the project,when such claim or action is brought within the time period provided for in applicable
State and/or local statutes.The City shall promptly notify the applicants/developers of any such claim,
action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition
shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the
City chooses to do so appellant shall reimburse City for attorneys' fees by the City.
9. If, during the course of ground disturbing activities, including, but not limited to excavation, grading
and construction, a potentially significant prehistoric or historic archeological resource is
encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed
sufficient for a qualified and city-approved cultural resource specialist to adequately evaluate and
determine significance of the discovered resource and provide treatment recommendations.Should
a significant archeological resource be identified, a qualified archaeologist shall prepare a resource
mitigation plan and monitoring program to be carried out during all construction activities.
10. In the event that paleontological resources, including individual fossils or assemblages of fossils, are
encountered during construction activities, all ground disturbing activities shall halt and a qualified
paleontologist shall be procured to evaluate the discovery and make treatment recommendations.
11. In the event that human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended, and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause
of death is required.
b. If the coroner determines the remains to be Native American the coroner shall contact the Native
American Heritage Commission within 24 hours.
c. The project sponsor shall retain a City-approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
d. The Native American Heritage Commission shall identify the person or persons it believes to be the
most likely descended from the deceased Native American, and shall contact such descendant
in accordance with state law.
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e. The project sponsor shall be responsible for ensuring that human remains and associated grave
goods are reburied with appropriate dignity at a place and process suitable to the most likely
descendent.
Special Conditions of Approval
12. All windows shall be wood sash. No cladding is approved with this permit. Window and door details
shall be submitted with the building permit application to verify details prior to issuance of the permit
to construct.
13. Plans submitted for building permit shall include a landscape and irrigation plan for any new and
replacement plantings on the subject property. The irrigation plan is subject to Planning Manager
review and approval.
14. All externally visible scuppers, gutters and downspouts shall either be painted to match background
building color(s) or consist of a decorative metal material (e.g., bronze) complimentary to the building
architecture.
15. All building-mounted lighting shall be shielded, downward-facing, and conform to the requirements
of Implementing Zoning Ordinance §21.040(D) (Glare).
16. This approval is, as provided for at IZO §24.010(I), effective for a twelve (12) month period unless the
permit has been exercised or unless an extension of time is approved in compliance with IZO
§24.010(J).
17. All applicable development impact fees shall be paid prior to occupancy of the ADU.
Department of Public Works and Utilities
18. The applicant shall repair or replace any damaged frontage improvements including but not limited
to curb and gutter, and sidewalk.
19. Prior to issuance of building permit applicant shall submit a Title Report that identifies and confirms the
10 ft wide "Drive Easement" indicated on sheet 1 for garage access from 220 Webster Street.
Building Division
20. Full review with building permit applications is required.
21. All sleeping rooms shall be required to have minimum egress window.
22. The attic remodel requires engineering analysis of sheer components, walls, transfers, and
connections.
Fire Marshal
23. Residential remodels,repairs and/or alterations,individually or any combination thereof,involving 50%
or greater of square footage of the existing floor area shall meet the requirements for a newly
constructed building. This requirement applies to the cumulative effect on square footage of 50%or
greater as a result of remodels, repairs, and/or alterations taking place over a five year period
involving one or more building permits.
a. This remodel exceeds 50%of square footage thus fire sprinklers shall be required.
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b. Installation of the fire sprinkler system requires approved plans and permit from the Fire Prevention
Bureau prior to work commencing. The owner/contractor shall submit a permit application with
three sets of plans, cut sheets, and calculations. This system must comply with NFPA 13D.
c. Plans indicate automatic fire sprinkler system and noted as a deferred submittal.
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